Method of managing a real estate unit

ABSTRACT

A method and apparatus are provided for managing a real estate unit from a remote location. The method includes the steps of accessing a server from a remote location through a website of the server and downloading a set of options regarding the managing of the rental unit from the website to the remote location. The method further includes the steps of selecting at least one of the options, uploading the selected option from the remote location to the server and executing the uploaded selected option by the server.

FIELD OF THE INVENTION

[0001] The field of the invention relates to property management andmore particularly to a method of managing a real estate unit from aremote location.

BACKGROUND OF THE INVENTION

[0002] Methods of obtaining information over the Internet are known. Forinstance, many retailers maintain websites providing information onproducts and services offered by the retailer.

[0003] To provide a path to the website, a retailer may identify aseries of descriptive terms or keywords that may be associated with aparticular product. The descriptive terms and keywords may then beentered into a searchable database of an Internet search engine (e.g.,Yahoo, Webcrawler, etc.). Stored in the database along with thedescriptive word or keyword is an Internet protocol (IP) address of theretailer.

[0004] A user may access the website of the retailer directly (if heknows the IP address of the retailer) or indirectly through the searchengine. Once the user has accessed the website, he may first be requiredto enter a descriptive term or keyword of the desired product.

[0005] In response, the search engine may return an identifier of theretailer and an embedded hyperlink to the retailer. The user may thenselect the retailer and, in turn, be routed to the retailer's website.

[0006] Once at the retailer's website, the user may arrive at a homepage and be allowed to browse through subsequent pages of the website,going from one page to another. Access to subsequent pages may beprovided through a menu downloaded to the user or through a local searchengine resident within the website.

[0007] While at the website of the retailer, the user may decide topurchase certain merchandise presented through the website. Toaccomplish a purchase, the user may be requested to enter a credit cardnumber or other indication of financial responsibility. Upon checkingthe authenticity of any entered credit card number, the retailer maycomplete the transaction by forwarding the merchandise.

[0008] While the use of websites for merchandising has provedsuccessful, the information exchange capacity of Internet websites farexceeds current usage. Accordingly a need exists for a way of expandingwebsite usage to other business purposes, such as property management.

SUMMARY

[0009] A method and apparatus are provided for managing a real estateunit from a remote location. The method includes the steps of accessinga server from a remote location through a website of the server anddownloading a set of options regarding the managing of the rental unitfrom the website to the remote location. The method further includes thesteps of selecting at least one of the options, uploading the selectedoption from the remote location to the server and executing the uploadedselected option by the server.

BRIEF DESCRIPTION OF THE DRAWINGS

[0010]FIG. 1 is a block diagram of the system for remotely managing areal estate unit from a remote location in accordance with an embodimentof the invention;

[0011]FIG. 2 is an information flow diagram of the system of FIG. 1;

[0012]FIG. 3 is an initial menu presented to a user of the system ofFIG. 1;

[0013]FIG. 4 is a unit selection menu of the system of FIG. 1;

[0014]FIG. 5 is a main menu of the system of FIG. 1;

[0015]FIG. 6 is an inquiry menu of the system of FIG. 1;

[0016]FIG. 7 is a billing menu of the system of FIG. 1;

[0017]FIG. 8 is a setup menu of the system of FIG. 1;

[0018]FIG. 9 is a reports menu of the system of FIG. 1;

[0019]FIG. 10 is a utility menu of the system of FIG. 1;

[0020]FIG. 11 is a system menu of the system of FIG. 1;

[0021]FIG. 12 is a billing inquiry detail screen of the system of FIG.1;

[0022]FIG. 13 is a resident inquiry screen of the system of FIG. 1;

[0023]FIG. 14 is a unit inquiry screen of the system of FIG. 1;

[0024]FIG. 15 is a building inquiry screen of the system of FIG. 1;

[0025]FIG. 16 is a property inquiry screen of the system of FIG. 1;

[0026]FIG. 17 is a owner inquiry screen of the system of FIG. 1;

[0027]FIG. 18 is a detail billing inquiry screen of the system of FIG.1;

[0028] PIG. 19 is a cash entry screen of the system of FIG. 1;

[0029]FIG. 20 is a cash entry detail screen of the system of FIG. 1;

[0030]FIG. 21 is a cash entry summary screen of the system of FIG. 1;and

[0031]FIG. 22 is a billing code maintenance screen of the system of FIG.1.

DETAILED DESCRIPTION OF A PREFERRED EMBODIMENT

[0032]FIG. 1 is a block diagram of a system 10, shown generally, forremotely managing a real estate unit (not shown) under an illustratedembodiment of the invention. Under the embodiment, a CPU 16 may receiveand process information about the real estate unit from a local terminal22, a financial institution 18, or a real estate manager working througha remote user terminal (the manager and terminal hereinafter sometimestogether referred to as a “manager 12”). The CPU 16 is provided with aset of software programs that when executed by the CPU 16 function as aserver (the programs and CPU hereinafter sometimes together referred toas server 16).

[0033] As used herein, a real estate unit may include, but is notlimited to, residential or commercial rental units or rental storagespace. A real estate unit may also be a condominium unit, building orany facility for which the real estate manager performs maintenancemanagement services for the owner.

[0034] A real estate unit may also be rental space in a mini-warehouse,a boat slip at a marina or commercial space in a retail strip shoppingcenter. The real estate unit may be space in an office building orrental of manufacturing space.

[0035] Also as used herein, management may include, but is not limitedto, acting as a authorized agent of an owner for a real estate unit inany matter regarding the unit. Acting as an agent may includecontracting for rental or sale of a unit or for providing such servicesas repair, upkeep and cleaning. Management may also include acting as anauthorized agent for receiving rental receipts or for making paymentsfor the real estate unit's financial obligations (e.g., mortgage, taxes,assessments, etc.).

[0036] Under the illustrated embodiment, the CPU (server) 16 provides awebsite 24 which the real estate manager 12 may access from a remotelocation through the Internet 14 from virtually any location worldwide.Through the website 24, the manager 12 may receive information andperform specific management functions as more specifically set forthbelow.

[0037] The CPU 16 may also receive information (e.g., rental incomeinformation, check clearing data, etc.) from one or more financialinstitutions 18. The information from a financial institution 18 may beforwarded to the CPU 16 under any of a number of formats. For example,the information may be forwarded directly through the Internet.Alternatively where security is a concern, the information may beforwarded through the public switched telephone network 20 using amodem.

[0038] Finally, the CPU 16 may also receive information from any of anumber of local terminals 22, either connected directly to the CPU 16 orthrough the Internet. The local terminals 22 may receive and forwarddata to the CPU 16 from an information processing service, such as acheck processing service which logs receipt of rental payments, or whichlogs receipt of invoices. Alternatively, the local terminal 22 may be anaccountant who receives and processes financial and tax information.

[0039]FIG. 2 is a block diagram which shows an expanded view ofinformation flow within the system 10 of FIG. 1. As shown, as data isprocessed by the CPU 16 it may be stored in any of a number of files.For example, maintenance information may be stored in a set ofmanagement files. Rental payments received from tenants on real estateunits may be stored in a set of accounts receivable files 26. Paymentsto vendors, mortgage holders or employees may be stored in a set ofaccounts payable files 28. Information about cash flow, tax information,etc. may be stored in a set of financial files 30.

[0040] In order to manage a set of real estate holdings, the manager 12may access the CPU 16 through the Internet. In order to access the CPU16, the manager 12 retrieves an IP address of the website 24 andtransmits an access request to the website 24 through the Internet 14.The website 24 responds with a webpage identifying the system 10 andrequesting the entry of an identifier (e.g., name, password, etc.) ofthe manager through a data entry window.

[0041] The webpage may be downloaded as a HTML file which not onlyfunctions to prompt and inform the manager 12, but also to facilitatethe return of data and commands to the server 10. Included within theHTML file may be a set of JAVA commands (e.g., an applet) that may formone or more subroutines that may be executed by the terminal of themanager 12. (The term “subroutine” is used generically herein to referto the ability of a user to access separate computer applications withinthe server 16 based upon a different code plug embedded within eachsubroutine.) Execution of one particular subroutine over another of theapplet depends upon the interaction between the manager and terminal 12of the manager.

[0042] For example, if the webpage contained a menu of two choices, thenit may be assumed that the applet contains two subroutines. Selection ofthe first choice would cause the terminal 12 to execute the firstsubroutine. Execution of the second choice would cause the terminal 12to execute the second subroutine.

[0043] Execution of the first (or second) subroutine may causes theterminal 12 to compose a message for transmission back to the server 10.Included within the message may be an internet protocol (IP) address ofthe terminal 12, an identifier of the webpage from which the subroutineoriginates, the code plug of the selected choice and the IP address ofthe server 16. In the case where the server 16 requests an identifier,the message would also contain any name and/or password of the managerentered through the data window.

[0044] Upon entering a password, the terminal 12 may send the message tothe server 16, at the IP address of the website 24. The server 16 uponreceiving the message may identify the message and format as beingassociated with one of its webpages through the identifier of thewebpage. The server 16 may then identify (based upon the code plug) theparticular computer program which processes identifiers of managers 12and which ultimately grants access (the server access application).

[0045] Upon identifying the access application, the server 16 passes theIP address and identifiers of the manager 12 to the server accessapplication. The access application compares the identifiers against anumber of known authorized identifiers (e.g., passwords). When a matchis found, the CPU 16 grants access by the manager 12, but only to apredetermined set of files.

[0046] It should be understood that the server 16 may contain files forany number or type of manager 12. For example, one group of managers 12may be associated with a first real estate entity, while another groupmay be associated with a second real estate entity, unrelated byownership or geographic area. As a result, the password of a manager 12is unique and only allows the manager 12 to access files to which he hasaccess rights within a secure portion of the server 16. On a firstlevel, a manager 12 may only be allowed access to files of the realestate entity of which he is associated. However, even the manager'saccess to files of his own real estate entity may be limited based uponthe type of manager 12 involved.

[0047] For example, one type of manager may be a building owner. Thebuilding owner may be given the highest level of access. Another type ofmanager may be an accountant performing an organizational audit. Anaccountant may be given a lower level of access. A third type of managermay be a building manager. The building manager may be given the lowestlevel of access.

[0048] For example, an owner may be given access to all files associatedwith his real estate units. A building manager may only be given accessto occupancy information (e.g., name of renter, occupation, whether therent has been paid for a current rental period, etc.).

[0049] Following processing and acceptance of the password, the accessapplication of the server 16 may grant system access by the manager 12to a set of secure programs within the server 16 (the secure programsand CPU together sometimes hereinafter referred to as the secure server16). The access application may grant access by transferring the IPaddress of the manager 12 and an access spec to a user service module ofthe secure server 16. The access spec may be an access file containing aproperty identifier and list of files to which the manager 12 isentitled access. The user service application may simply be a routinewithin the secure server 16 which services the manager 12 during acurrent session.

[0050] Once the service module receives the IP address and access specof the manager 12, the service module may transfer another web page (andapplet) to the manager 12. The web page may request that the manager 12identify a real estate unit. While a real estate unit could be anindividual real estate unit, the real estate unit could also be abuilding containing any number of real estate units. FIG. 3 depicts anentity selection screen 32 that may be presented to a remotely locatedmanager 12, as an aid to unit selection.

[0051] Shown on the entity selection screen 32 may be one or more lineentries 34 containing descriptive information about real estate units.Included within the descriptive information may be a unit number (e.g.,5) and name of the property (e.g., an address or commonly used name).

[0052] While the line entries 34 of screen 32 could be to a single realestate unit, it should be understood that entry 34 could be anydesignation. For example, each line 34 of screen 32 could be to adifferent rental apartment, to a rental building (each containing manyapartments) or to a rental complex (each containing many buildings andeach with many apartments).

[0053] To select a unit, the manager 12 may enter a unit number(e.g., 1) into a data entry window (box) 36 on the screen 32. Themanager may then activate an “ENTER” key or “N” to transmit theselection back to the secure server 16 with the appropriate code plug.The secure server 16 may respond with the screen 38 of FIG. 4, whichidentifies the address of the property (e.g., 1000 Easy Street).

[0054] The manager 12 may activate “ENTER” or “N” again and arrive atthe main menu 40 (FIG. 5) for the unit. Shown in the main menu areselections for: 1) Inquiry, 2) Billing & Cash Entries, 3) FileMaintenance, 4) Reports, 5) Utilities and 6) System. From the main menu40 (and with the appropriate selection of code plugs and data windows) amanager 12 is able to access and interact with any application presenton the server 16 from any location throughout the world.

[0055] The first selection “1 Inquiry” may be used to allow the managerto obtained detailed information for the selected unit, as shown by thedetail screen 42 of FIG. 6 displayed in response to selecting the firstoption. The second selection “2 Billing & Cash Entries” allows themanager to monitor the selected unit's cash position by selection offurther options from screen 44 of FIG. 7. The third selection “3 FileMaintenance” allows the manager to modify data upon which the data ofprevious screens were based by selection of further options from screen46 of FIG. 8. The fourth selection “4 Reports” allows the manager toview any of a number of financial and regulatory reports by selection offurther options from screen 48 of FIG. 9. The fifth selection “5Utilities” allows the manager 12 to perform system functions byselection of one of the options from screen 50 of FIG. 10. The lastselection “5 System” allows the manager to exit the managerial functionsof the system 10 by selection of one of the options of screen 52 of FIG.11.

[0056] As mentioned above, when the manager 12 selects the first option(i.e., “1 Inquiry”) of screen 40, an additional detail screen 42appears. If the manager 12 were to desire detailed billing informationabout particular real estate units, the manager 12 then selects thefirst option (i.e., “1 Billing Inquiry”) of screen 42.

[0057] Selection of an option may occur under any of a number ofdifferent methods. For example, the manager may enter the numeral “1”followed by activation of the “ENTER” key. Alternatively, the manager 12may highlight the option and activate the “ENTER” key.

[0058] It should be understood that upon activation of a request for anyscreen, the server 16 first (using the access spec) retrieves a set ofaccess rights (e.g., an access level) for the manager 12 and comparesthe manager's access right with the access level of the requestedscreen. If the manager's access level gives the manager 12 access rightsto the requested screen, then the CPU 16 returns the screen. If not,then the manager's request is denied.

[0059] If in response to pressing the numeral “1” the CPU 16 determinesthat the manager 12 has the proper access rights, the screen 54 of FIG.12 may appear, giving a detailed billing summary of a particular unit(in this case Unit No. 101-1, held by a Ralph Anderson). As shown, afirst column 56 may show a line code. A second column 58 may show anamount for that code.

[0060] For example, the first line of screen 54 may have a line code of“RNT” in the first column 56 as an indication of a rental amount for theunit. The amount on line 1 in the location of the second column 58 mayhave a rental amount of $350.00 as a rental amount for that unit.

[0061] A third column 60 may show any credits for the unit. For example,some rental units may receive a reduced rental amount for the first 90days after an initial rental lease is signed.

[0062] A fourth and fifth column 62, 64 may show a starting and endingdate for that rental rate for the period shown in the billing summary ofthe screen 54. A sixth column 66 may show a control number (e.g., a datewhen the summary was last modified, a date a lease was executed, etc.).

[0063] A column 68 may also be provided for explanatory comments or forother information relating to a particular entry of the billing summary.A final column 70 displays any amounts received on the unit for therental period.

[0064] Upon examining the data of screen 54, the manager 12 may activatea return key or a key to proceed to another rental unit. To proceed toanother unit in the selected unit (i.e., located at 1000 Easy Street),the manager 12 may activate “N”. Activation of this key causes theserver 16 to display information regarding the second, or subsequent,units (e.g., unit number 101-2). Similarly, the manager 12 may activatea “P” key to go to a previous unit.

[0065] If the manager 12 were to activate the return key (e.g.,“ENTER”), then screen 42 would again be displayed to the manager at themanagers terminal 12. From screen 42, the manager may select any of thesix options.

[0066] If the manager 12 were to select the second option (i.e., “2Tenant Inquiry”, then screen 72 of FIG. 13 may be sent to the manager12. Included on the screen would be a unit number (e.g., “101-1” as inthe previous example) 74 and a unit type (e.g., 1 bedroom, 2 bedroom,etc.) 92.

[0067] In the case where the real estate unit is subsidized housing, thescreen 72 may include a “hud” number (e.g., a Section 8 certificationnumber) 96. Also included may be a certification date 94.

[0068] Also included on the screen 72 may be move-in and move-out dates76, 90 and lease start and lease end dates 78, 80. Where the unit is arenewal lease, provisions are available for beginning and end dates 98,100.

[0069] The screen 72 includes a field 102, 104 for the names of tenantsor owners, including social security numbers, occupations, and emergencycontacts. Provisions 106 are also made to identify the presence ofchildren, pets and automobiles kept by the occupants of the unit.

[0070] As above, the manager 12 may enter “N” to advance to the nextunit or “P” to return to the previous unit. Alternatively, the manager12 may activate “ENTER” to return to the menu of screen 42.

[0071] Where the manager 12 returns to the menu shown in screen 42, themanager 12 may then select “3 Unit Inquiry” as a selected option.Selection of Unit Inquiry provides information regarding the particularreal estate units.

[0072] For example, screen 108 of FIG. 14 provides an example of thetypes of information available on a Unit Inquiry screen. As shown, alocation for a unit number 110 (e.g., unit #101-1 occupied by Mr.Anderson of FIG. 12) may be provided along with indication 112 of thetype of real estate unit (e.g., residential rental, owned condo, storagelocker, etc.).

[0073] A certification field 114 is provided for a HUD certificationunder Section 236 for public housing purposes. An address location 120is provided along with an availability date 118.

[0074] Also provided are a number of fields relating to marketingefforts of the real estate unit. For example, where marketing surveyshave been performed, a field 124 is provided for an average marketreturn obtained by comparable units. Another field 122 shows an actualreturn for the unit. A third field 126 shows a contract return wherefederal and state subsidies provide a portion of the actual return.

[0075] A field 130 is provided for a class of unit (e.g., commercial,residential, etc.). Included within the field 130 is such information asa number of rooms, bedrooms and bathrooms.

[0076] A field 132 is provided to show when the unit was last decorated.As a further indication of the décor of the unit, one field 134 showswhen carpet was last installed, a second field 136 shows when it waslast cleaned and a third field 138 indicates the color.

[0077] A field 140 is provided for the square footage of the unit. Anindication 142 may be provided as to the percentage of the unit carpetedor for the percentage that the unit occupies of the building as a whole.

[0078] The revenue year-to-date is provided in another field 144.Another field 146 provides a general ledger account (e.g., in the caseof commercial property).

[0079] Another feature is a field 148 for appliances installed withinthe unit. A first part of the field identifies the appliance, while asecond part shows a purchase and warranty date. An identifier (ID) maybe provided. A 3-month and 1-year reminder are also provided forpreventive maintenance.

[0080] After reviewing the screen 108, the manager 12 may enter “N” toadvance to the next unit or “P” to return to the previous unit.Alternatively, the manager 12 may activate “ENTER” to return to the menuof screen 42.

[0081] Where the manager 12 returns to the menu 42, the manager mayselect “4 Building Inquiry”. In response, the screen 150 of FIG. 15 mayappear on the terminal 12 of the manager.

[0082] Where the real estate unit is part of a complex of buildings, thescreen 150 may include a field 152 for a building number and a secondfield 153 for a building address. A field 155 is provided for an invoiceaddress, for example where rent is to paid to lock box of a particularfinancial or accounting entity.

[0083] Another field 154 is provided for building details, such asconstruction date, type of construction and gross rental area. A portionof this field 154 is dedicated to a gross potential and marketpotential. Gross potential is determined based upon an average rentalrate (for the geographic area of the unit) times the overall rentalarea. Market potential is typically based upon market studies based uponthe type of rental unit.

[0084] Also included within the building detail field 154 is ayear-to-date vacancy rate for the building. A general ledger accountnumber is also provided for commercial rental buildings. A portion ofthe building detail field 154 is also reserved for a real estate taxrate of the building.

[0085] Included in the screen 150 is a field 156 for other buildingdetails. Included within this field is an entry for the number of floorsin the building and the number of units. Also included is the number ofone, two and three bedroom apartments.

[0086] A first and second fields 158, 160 are provided as to theenvironment of the building. The first field 158 provides an indicationas to whether children or pets are allowed. Another portion of the firstfield 158 indicates whether the unit is furnished, or carpeted, orwhether it has an elevator.

[0087] The second field 160 indicates the type of heating of thebuilding and the type of air conditioning. A portion of the field 160 isalso reserved for indicating whether the building has a washer or dryer.

[0088] A final field 162 of the building inquiry screen 150 indicatesthe names, addresses and telephone numbers of maintenance persons. Theinformation of the building inquiry screen 150 allows a manager from aremote location to quickly assess tenant complains based upon theattributes of the building and respond with the appropriate maintenanceservice with a minimum of local support.

[0089] After reviewing the screen 150, the manager 12 may enter “N” toadvance to the next building or “P” to return to the previous building.Alternatively, the manager 12 may activate “ENTER” to return to the menuof screen 42.

[0090] Where the manager 12 returns to the menu 42, the manager mayselect “5 Property Inquiry”. In response, the screen 164 of FIG. 16 mayappear on the terminal 12 of the manager. Screen 164 may be used forsingle building properties or properties with many buildings As thereader may notice from FIG. 16, the information of the screen 164 is notparticularly associated with any particular building, but is moreintended to provide an overview of the property in general and thereforto provide a remote manager 12 with an overview of the property withoutthe necessity of a personal visit.

[0091] A first field 166 provides in indication of the type of buildinglocated on the property. Also included within the first field 166 is anindication of when a fiscal year starts for the property, a constructiondate and a date of first occupancy.

[0092] A second field 166 indicates an environment of the property. Thesecond field 166 may be used to indicate whether children or pets areallowed and whether the buildings are furnished. The second field 166also provides an indication of whether the property has a swimming poolor tennis courts.

[0093] A third field 168 provides indication of the facilities availableon the property. The third field 168 provides an indication of thenumber of buildings on the property as well as the number of unitswithin the buildings. The number of carports and parking stalls is alsoincluded in the third field 168.

[0094] A fourth field 170 gives indication of the status of rentalunits. A first portion of the field 170 gives the gross rental area ofthe property. A second portion (ytd billed) gives indication of the arearented and billed and a third portion (ytd received) gives indication ofarea for which rents have been collected. A third portion gives anindication of the areas which are vacant.

[0095] A fifth, sixth and seventh field 172, 174, 176 provide indicationof cash flow for the property. The fifth field 172 provides indicationof the utility costs paid by the property owner.

[0096] The sixth field 174 gives a current cash status. For instance, a“last batch number” provides a batch number and date for the lastaccounting update to the property's balance sheet. A last batch amountis provided for a dollar value of the last batch along with a monthtotal for the batch amount.

[0097] An eighth field 176 is provided for late fees. A late limit isprovided as well as charges for incremental late periods.

[0098] A ninth field 178 is provided for appliances contained within theproperty. The number of each type of appliance is provided as well as anindication as to whether the property owner owns the appliances or someother entity (e.g., a rental agency). An identifier is provided as towho is responsible for servicing the appliances as well as an indicatoras to the contract terms under which the appliances may be serviced.

[0099] After reviewing the screen 164, the manager 12 may enter “N” toadvance to the next property or “P” to return to the previous property.Alternatively, the manager 12 may activate “ENTER” to return to the menuof screen 42.

[0100] Where the manager 12 returns to the menu 42, the manager mayselect “6 Owner Inquiry” (FIG. 17). In response, an owner screen 180 maybe presented to the manager 12.

[0101] It should be understood that while an auditor or building ownerwould probably be allowed access to the information of the owner inquiryscreen 180, a building manager would not be. Accordingly, it should bekept in mind that for every screen request made by the manager 12, theserver 16 verifies that the manager 12 is authorized to access thatscreen. If the manager 12 is authorized, then access is granted.Otherwise, access if denied.

[0102] Included within the owner inquiry screen 180 is a first field 182for identification of the property. Included within the field 182 is aproperty number, a control date (e.g., acquisition date) and an address.

[0103] The owner inquiry screen 180 also contains three other fields184, 186, 188 indicative of ownership interests. The first field 184 maybe the title holder (e.g., the corporation which holds title to theproperty). The second field 186 may identify any mortgagees of theproperty. The third field 188 may either be the title holders orinvestors in the title holder.

[0104] The owner inquiry screen 180 allows a manager with the properaccess rights to quickly and easily identity the proper party should anowner's decision be necessary to the efficient and proper operation ofthe unit. The owner inquiry screen 180 also allows for the quickidentification of loss payees should an insurance loss be experienced onthe unit.

[0105] After reviewing the screen 180, the manager 12 may enter “N” toadvance to the next property or “P” to return to the previous property.Alternatively, the manager 12 may activate “ENTER” to return to the menuof screen 42.

[0106] Where the manager 12 returns to the menu 42, the manager mayselect another option on screen 42 or return to the main menu of screen40. To return to the main menu, the manager 12 may again activate the“ENTER” key. Upon activating the “ENTER” key a second time the main menu40 is presented to the manager.

[0107] Once returned to the main menu 40, the manager 12 may activateanother selection (e.g., “2 Billing & Cash Entries”). In response,screen 44 (FIG. 7) may be presented to the manager 12.

[0108] Should the manager 12 select the first entry “1 Billing Entries”,the billing menu screen 190 of FIG. 18 may appear. While the screen 190may appear very similar to screen 54 of FIG. 12, the function of screen190 is very different.

[0109] For example, screen 54 is an inquiry screen which virtually anymanager 12 would have access to. In contrast, screen 190 is an editingscreen through which the data, inter alia, of screen 54 may be modified.

[0110] For example, the manager 12 may highlight (i.e., click on) box194. The manager 12 may then activate box 192 to view a unit damages box(not shown). The unit damages box may show any previous damagesrecognized as existing within a particular unit.

[0111] Upon opening the damages box, the manager 12 may activate the“Add” box 194 to enter additional damage, as well as enter a chargeagainst the tenant for the damage. Alternatively, the manager 12 mayhighlight individual items in the damages box and activate the “Delete”box 196 to delete any damage item after repairs have been made.

[0112] Similarly, the manager 12 may alter any of a number of billingdetails regarding a rental unit. When the manager 12 completes anynecessary changes, he may proceed to a next rental unit or previousunit. The manager 12 may also activate a “QUIT” button to exit theediting function. Upon exiting the edit function, the manager 12 wouldreturn to the billing menu 44 of FIG. 7.

[0113] The manager 12 may now select “2 Cash Entries” and be taken to acash entry screen 200 of FIG. 19. The cash entry screen 200 may be usedto track a cash status of any particular real estate unit (e.g., unit#1-101, held by Ralph Anderson at 1000 Easy Street).

[0114] Upon selecting the cash entry screen 200, the manager 12 mayselect or modify a rental code 202. The code 202 may identify the typeof transaction (e.g., rental, damage, etc.). A start and end date 204,206 are provided to indicate the period of the cash entry.

[0115] A charge box 208 is provided for entry of the amount of thecharge. Any amounts already received are shown in a received box 210.

[0116] A credits box 212 is provided to show any credits given oramounts already held (e.g., security deposit). A balance box 214 showsany amounts still due. A amount applied box 216 may be used to show anycredit or received amount that has been applied to a particular charge.

[0117] Upon activating an ENTER button 218 a “Cash Entry Screen 2” 220may be presented showing a summary of cash transactions for the unit.While the first cash screen 200 may be used by the manager 12 to enterindividual values, the second cash screen 220 may be used to view cashtransactions received from other sources (e.g., rental receipts receivedby a bank 18 and transferred to the server 16 via a local area network(LAN), or otherwise).

[0118] Shown at the bottom of the second cash screen 220 are entries222, 224, 226 for cash received on a rental unit, the amount applied andthe amount unapplied. Using a cursor (not shown), the manager 12 mayedit the entries of the screen 220 to apply any received dollar valuesto the appropriate charges.

[0119] After applying any received amounts to the charges, the manager12 may again activate the ENTER button 228 to reach a final cash entryscreen 230. The final cash entry screen 230 is provided to show themanager 12 a final disposition of cash applied and unapplied. Afterviewing the changes, the manager 12 may activate a QUIT button 232 toreturn to the cash entry menu 44 of FIG. 7.

[0120] To modify the format and composition of the cash entry screens200, 220, 230, a billing code maintenance facility is provided on thecash entry menu 44. The billing code maintenance facility is accessed byselecting “4 Billing Code Maint.” from the cash entry screen 44.

[0121] Upon selecting “4 Billing Code Maint.”, the screen 234 of FIG. 22is provided to the manager 12. Using the billing code entry screen 234,the manager 12 may add or delete charges and charge codes. In a firstcolumn 236, the manager 12 may enter an identifier of the charge code. Asecond column 238 is provided to specify an account to which charges areto be credited.

[0122] Once changes have been entered into the billing code maintenancescreen 234, the manager 12 save the changes and exit or exit with nochanges. In either case, the manager 12 returns to the billing menuscreen 44. Upon activating ENTER from the billing menu screen 44, themanager 12 returns to the main menu 40 (FIG. 5).

[0123] From the main menu 40, the manager 12 may select “4 Reports”.Upon selecting reports, the manager 12 is taken to screen 48 of FIG. 9.From the reports menu 48, the manager 12 may view any of a number ofreports regarding his rental units. For example, a leaseanalysis/expiration report may be provided which provides an overview ofthe rental status of his units. The report may indicate a number ofvacant as well as occupied units. A summary of expiration dates may beprovided of the occupied units.

[0124] Another report that may be selected is a unit management report.The unit management report may be used to evaluate local buildingmanagers and make adjustments or recommendations as required.

[0125] A rent roll report may be provided. The rent roll may indicatethe names of all renters. The rent roll may be displayed on a cumulativebasis or based upon rental unit.

[0126] A cash report may be provided. The cash report may be provided byunit, by building, or by rental complex. A separate report may also beretrieved on outstanding balances, both on rental units and accountsdue.

[0127] A final register report may be provided. The final registerreport may provide an overall summary of the financial position of themanager's rental units.

[0128] A vacancy report may be provided as well as a notices report. Thenotices may provide advance notice of renters giving notice of an intentto vacate. The vacancy report, notices report and unit management reportmay be used by the manager 12 as a measure of the performance of localbuilding managers.

[0129] Upon selecting appropriate reports for any purpose, the managermay activate ENTER to return to the main menu 40. From the main menu 40,the manager 12 may select UTILITIES.

[0130] The selection of UTILITIES from the main menu 40 takes themanager to the utilities menu 50 of FIG. 50. Selection of the utilitiesmenu 50 accesses certain utility programs available on the server 16.For example, by selecting “1 Close the Books”, the manager 12 mayactivate an accounting program which performs a final accounting for aselected time period.

[0131] Alternatively, the manager 12 may activate “2 Daily Maintenance”0to retrieve a maintenance log of selected units or building. The log maybe based upon job tickets filled out by maintenance personnel on a dailybasis. Such log allows a manager 12 to monitor work performance withoutdirect involvement.

[0132] System date may be selected from the utilities menu 50. The datemay be set upon system startup and periodically changed when necessary(e.g., to accommodate daylight saving time).

[0133] Password maintenance may also be selected from the utility menu50. Passwords may be modified through this utility as necessary as maythe file access rights of other managers 12.

[0134] A printer setup facility is also provided. The facility allowsfor the routing of reports from the reports menu 48 to either a local orremote printer as necessary for the convenience of the manager 12.

[0135] The manager 12 may exit from the utilities menu 50 to the mainmenu by activating ENTER. From the main menu 40, the manager 12 mayselect “6 System”.

[0136] The selection of system takes the manager 12 to the system menu52 of FIG. 11. From the system menu 52, the manager 12 may exit from therental management utility to access other features of the server 12(e.g., to retrieve other information stored by the server 16. Themanager 12 may also access a user support feature to obtain help insolving system problems by a local programmer. The manager 12 may alsoactivate a selection to obtain system information from the server 16.

[0137] A specific embodiment of a method and apparatus for remotelymanaging a real estate unit according to the present invention has beendescribed for the purpose of illustrating the manner in which theinvention is made and used. It should be understood that theimplementation of other variations and modifications of the inventionand its various aspects will be apparent to one skilled in the art, andthat the invention is not limited by the specific embodiments described.Therefore, it is contemplated to cover the present invention any and allmodifications, variations, or equivalents that fall within the truespirit and scope of the basic underlying principles disclosed andclaimed herein.

1. A method of managing a real estate unit from a remote location, suchmethod comprising the steps of: accessing a server from a remotelocation through a website of the server; downloading a set of optionsregarding the managing of the rental unit from the website to the remotelocation; selecting at least one of the options; uploading the selectedoption from the remote location to the server; and executing theuploaded selected option by the server.
 2. The method of managing thereal estate rental unit as in claim 1 wherein the step of accessing thewebsite further comprises transferring an identifier of a user to theserver.
 3. The method of managing the real estate rental unit as inclaim 2 wherein the step of transmitting the identifier furthercomprises comparing the identifier with an identifier of an authorizeduser and granting access to a set of files when a match is found.
 4. Themethod of managing the real estate rental unit as in claim 3 furthercomprising uploading rental receipt data from a designated financialinstitution to the server.
 5. The method of managing the real estaterental unit as in claim 4 wherein the step of uploading the rentalreceipt data further comprises storing the rental receipt data in theset of files.
 6. The method of managing the real estate rental unit asin claim 1 wherein the step of downloading a set of options furthercomprises providing a real estate unit inquiry selection as an option ofthe set of options.
 7. The method of managing the real estate rentalunit as in claim 1 wherein the step of downloading a set of optionsfurther comprises providing a billing and cash entries selection for areal estate unit as an option of the set of options.
 8. The method ofmanaging the real estate rental unit as in claim 1 wherein the step ofdownloading a set of options further comprises providing a reportsselection as an option of the set of options.
 9. The method of managingthe real estate rental unit as in claim 1 wherein the step ofdownloading a set of options further comprises providing a utilitiesselection as an option of the set of options.
 10. The method of managingthe real estate rental unit as in claim 1 wherein the step ofdownloading a set of options further comprises providing a systemselection as an option of the set of options.
 11. Apparatus for managinga real estate unit from a remote location, such apparatus comprising:means for accessing a server from a remote location through a website ofthe server; means for downloading a set of options regarding themanaging of the rental unit from the website to the remote location;means for selecting at least one of the options; means for uploading theselected option from the remote location to the server; and means forexecuting the uploaded selected option by the server.
 12. The apparatusfor managing the real estate rental unit as in claim 11 wherein themeans for accessing the website further comprises means for transferringan identifier of a user to the server.
 13. The apparatus for managingthe real estate rental unit as in claim 12 wherein the means fortransmitting the identifier further comprises means for comparing theidentifier with an identifier of an authorized user and granting accessto a set of files when a match is found.
 14. The apparatus for managingthe real estate rental unit as in claim 13 further comprising means foruploading rental receipt data from a designated financial institution tothe server.
 15. The apparatus for managing the real estate rental unitas in claim 14 wherein the means for uploading the rental receipt datafurther comprises means for storing the rental receipt data in the setof files.
 16. The apparatus for managing the real estate rental unit asin claim 11 wherein the means for downloading a set of options furthercomprises means for providing a real estate unit inquiry selection as anoption of the set of options.
 17. The apparatus for managing the realestate rental unit as in claim 11 wherein the means for downloading aset of options further comprises means for providing a billing and cashentries selection for a real estate unit as an option of the set ofoptions.
 18. The apparatus for managing the real estate rental unit asin claim 11 wherein the means for downloading a set of options furthercomprises means for providing a reports selection as an option of theset of options.
 19. The apparatus for managing the real estate rentalunit as in claim 11 wherein the means for downloading a set of optionsfurther comprises means for providing a utilities selection as an optionof the set of options.
 20. The apparatus for managing the real estaterental unit as in claim 1 wherein the means for downloading a set ofoptions further comprises means for providing a system selection as anoption of the set of options.
 21. Apparatus for managing a real estateunit from a remote location, such apparatus comprising: a remoteprocessor adapted to access a server from a remote location through awebsite of the server; a website adapted to download a set of optionsregarding the managing of the rental unit from the website to the remotelocation; a cursor adapted to select at least one of the options; anapplet within the remote processor adapted to upload the selected optionfrom the remote location to the server; and an applications programadapted to execute the uploaded selected option by the server.
 22. Theapparatus for managing the real estate rental unit as in claim 21wherein the application program further comprises a comparator adaptedto compare an identifier of an authorized user and granting access to aset of files when a match is found.
 23. The apparatus for managing thereal estate rental unit as in claim 21 further comprising a modemadapted to uploading rental receipt data from a designated financialinstitution to the server.
 24. The apparatus for managing the realestate rental unit as in claim 23 further comprising a memory storingthe rental receipt data in the set of files.